Thinking about moving from Sarasota to Manatee County or just across town and worried your property taxes will jump? You’re not alone. Many Florida homeowners hesitate to move because they don’t want to lose their Save Our Homes benefit. The good news: Florida’s portability lets you bring that savings with you to a new homestead. In this guide, you’ll learn what portability is, who qualifies, how it’s calculated, and exactly how to file when you move within Sarasota or Manatee. Let’s dive in.
What Florida portability means
Portability lets you transfer your accumulated Save Our Homes (SOH) benefit from your current homestead to a new Florida homestead. Your SOH benefit is the difference between your home’s market value and its lower SOH-assessed value. When you transfer that benefit to your next primary residence, it lowers the assessed value the county uses to calculate your property taxes.
The goal is simple: if you’ve built up years of capped assessments, you should not lose that advantage just because you move to another Florida home.
Who qualifies
To use portability, you generally need to:
- Have had an active Florida homestead exemption on your prior home.
- Establish your new Florida property as your primary residence.
- Apply with the property appraiser in the county where your new home is located.
Rules can change, and counties implement procedures, so confirm current guidance with the county property appraiser and the Florida Department of Revenue before you file.
How your savings are calculated
Your transferable amount is your SOH benefit: the difference between the prior home’s market value and its SOH-capped assessed value. You can usually transfer all or part of that amount. The county subtracts the transferred amount from your new home’s just value to set your new assessed value.
- Moving to a higher-priced home: portability lowers your assessed base, but your tax bill may still rise if the new home’s market value is higher.
- Moving to a lower-priced home: portability can significantly reduce your assessed value and taxes, up to program limits.
Sarasota–Manatee step-by-step
Follow these steps when moving within or between Sarasota and Manatee counties:
- Confirm your prior home had an active homestead exemption for the relevant tax year.
- Establish your new home as your homestead. Update your driver’s license and voter registration and complete any county affidavits.
- Contact the property appraiser in the county of your new home to access the portability application or online portal.
- Submit the portability application and required documents. Sign where needed and provide proof of ownership and residency.
- Wait for the county to calculate your transferable SOH benefit and apply it to your new assessment. They will notify you of your new assessed value.
- Save the county’s confirmation for your tax and closing records.
What to have ready
Counties often request:
- Proof of ownership or closing statement for your new home.
- Proof of your prior homestead exemption (past tax bill or appraiser confirmation).
- Photo ID with your Florida address.
- Voter registration or other residency proof, if requested.
- Signed portability application.
Timing and deadlines
File as soon as you establish your new homestead. Deadlines exist and may change, and missing them can forfeit your benefit. If you think you missed a window, call the county appraiser right away. Some counties may allow certain retroactive claims, depending on current rules.
Example savings
Below are simple, hypothetical scenarios to show how portability works.
Example A: Moving within Sarasota
- Old home market value: $400,000
- Old home assessed value (SOH-capped): $300,000
- SOH benefit: $100,000
- New home market value: $500,000
- New assessed value without portability: $500,000
- Apply portability: transfer $100,000
- New assessed value: $400,000
Result: Your taxable assessed value is $100,000 lower than it would be without portability. Your actual tax savings depend on local millage and levies.
Example B: Sarasota to Manatee, pricier home
- Old home market value: $600,000
- Old home assessed value: $450,000
- SOH benefit: $150,000
- New home market value: $800,000
- New assessed value without portability: $800,000
- Apply portability: transfer $150,000
- New assessed value: $650,000
Result: You still gain a lower assessed base, but your tax bill may increase because the new home is more expensive.
Local resources
Because procedures and portals change, use these search phrases to find current forms and instructions:
- “Sarasota County Property Appraiser portability”
- “Manatee County Property Appraiser portability”
- “Florida Department of Revenue portability Save Our Homes”
- “Portability application Florida homestead transfer”
If website guidance is unclear, call or visit the county property appraiser. Keep any email or letter confirmations with your closing documents.
Smart next steps before you list or buy
- Ask your agent for a Seller’s Net Estimate so you understand tax impacts and net proceeds before you list.
- Call the county property appraiser to confirm your eligibility, documents, and filing timeline for portability.
- Talk with a tax professional if you have questions about your specific situation.
- Coordinate timing with your title company and your agent so residency documentation and filing happen promptly after closing.
- Keep copies of your closing statement, deed, IDs, and the county’s portability confirmation.
Common pitfalls to avoid
- Assuming portability is automatic. You must apply with the county where your new home is located.
- Waiting too long to file. Deadlines matter and can change. File as soon as you establish homestead.
- Overlooking ID and residency updates. Make sure your driver’s license and voter registration reflect your new address.
- Expecting portability to change tax rates. Portability adjusts assessed value. Millage rates and levies are separate.
We can help you plan the move
If you are weighing a Sarasota or Manatee move, you do not have to guess about taxes or timing. Our team can help you map out the steps, coordinate closing timelines, and remind you when to file so you keep every eligible dollar of your Save Our Homes benefit. Reach out to the team at Sarasota Neighborhood Experts to plan your next move with confidence.
FAQs
What is Florida portability for Sarasota and Manatee homeowners?
- It is the ability to transfer your Save Our Homes assessment difference from your prior Florida homestead to a new Florida homestead to lower the new assessed value.
Do I automatically get portability when I move within Florida?
- No. You must apply with the property appraiser in the county where your new homestead is located.
Can I transfer my full Save Our Homes benefit to a pricier home?
- You may transfer your accumulated benefit, but your taxes can still rise if the new home’s market value is higher and program limits apply.
If I moved out of state, can I still use portability later?
- Portability applies to transfers between Florida homesteads, and out-of-state periods can affect eligibility, so confirm current rules with the county or state.
How long after I move can I apply for portability?
- Deadlines vary by law and procedure, so contact the county property appraiser promptly after closing and establishing homestead.
Does portability change my tax rate or other exemptions?
- No. Portability affects the assessed value for your homestead; millage rates and other exemptions are separate programs.
Which office do I file with when moving between Sarasota and Manatee?
- File with the property appraiser where your new homestead is located, and be ready to provide proof of your prior homestead status.
